Financing a renovation or remodeling project

October 2nd, 2008

Rehab/renovation/remodel financing
Simply put – the housing market has changed.  Buying a home today requires a larger investment, better credit history, solid reserves and verifiable value.  Lenders want to avoid risk.  The area where you can see this most clearly is with existing homes that either need rehab or renovation or require a basic change in their utility for their owner.  Let’s look at four different, but very common situations where renovation is necessary or desirable:

1. The purchase of a foreclosure or a REO.
In days of old, when a bank was forced to foreclose on a home, it was commonly “restored” to marketable condition.  Due to the number of these properties now, most banks can’t afford even the simplest repairs on them all.  However, the new lender will want the home to be in livable condition. The “as-is” purchase may not be an viable option if the work is extensive.
*SEARCH REO HOMES FOR SALE*

2. The purchase or refinance of a home that is either “functionally obsolete.”
Functionally obsolete can be a home where the appliances are pastel pink and has baseboard heating or one whose use has to be changed (i.e. an owner is wheelchair bound and access needs to be provided both inside and out).

3. Going “green” and making a home ecologically current.  
A typical change might be energy upgrades that could include solar panels, Energy Star appliances, or efficient windows and roofing.  Your motives maybe be noble or you may just want to save money.

4. Buying an older home and updating.
With the rising cost of gas, many are rethinking the viability of the long commute.  Instead they are looking at older, closer in housing that may lack both the size and the amenities that distant, new communities offer.  With one loan, it is possible for purchasers to buy and create the home of their dreams.  Once you have decided to undertake a renovation, a key step will be figuring out what sort of financing is needed.

How much the work will cost will have an impact on financing options.  The exact number may differ from lender to lender, but $35,000 is a reasonable line of demarcation.  Once you spend more than about $35,000, you are in major remodeling or rehabbing mode.

Financing for Current Owners
Homeowners who have been in the house for a while can tap their equity with a cash-out refinance and have only a modest increase in their mortgage payment.  So long as you stay at 80% loan-tovalue (LTV) or lower, you will get the most competitive rates and avoid mortgage insurance.  Cash-out loans with LTVs in the 70-80% range may carry some extra charges.  A cash-out refinance allows the homeowner to act as contractor for the project.  Here, sweat equity (doing it yourself) can be used to keep costs down and you don’t answer to anyone about how you use the money. 

If the straight cash-out is not an option due to LTV considerations, you could consider a Fannie Mae HomeStyle Renovation mortgage.  The difference is that the appraisal will be based on the “best-value” of the property once the renovation work has been completed.   However, the work has to be done by a licensed contractor and the renovations have to be completed within a six month time period.  Another option is the FHA 203k rehab loan. If the work needed is basically cosmetic (no structural work is allowed) and the total cost is under $35,000, it is considered a “streamlined” renovation and the process is greatly simplified.  If the job is more extensive or it requires structural work, the traditional FHA 203k is available.  There are few restrictions and the cost of the rehab work is only limited by the FHA limits for your area.  There are cases, especially in urban areas, where a “shell” is purchased for a nominal fee (let’s say under $1,000) and $250,000 is used for completely restoring the house, all with one loan.

Rehab Purchases
What if you want to purchase a home that is in need of work, whether it be a few cosmetic improvements and upgrades or a more substantial rehab?  The previously described Fannie Mae and FHA financing is available for this situation.  Be aware, though, most lenders will require you to determine in advance the value added.

The lender will want to see detailed plans and costs broken out for each stage of the project and may want to see appraisals both in “as-is” condition and with an estimate of the value after the work has been completed.  Construction costs will be escrowed and doled out as each section of the project is completed.  In addition to construction costs, you can include the cost of architect drawings, inspections, permits, as well as mortgage payments if the property is unlivable while the work is being performed.  To offset cost overruns or unexpected expenses, 5-10% in additional funds can be added to the estimate. 

The Fannie Mae option requires a minimum of a 5% investment on the acquisition cost (purchase price + cost of repairs).   The FHA option requires a 3.5% investment on the acquisition cost.  Both will require mortgage insurance with the minimums.  FHA will allow for much lower credit scores.  As always, if this is an approach you want to consider, make sure that you consult your Realtor, a qualified mortgage professional/Bill Mulligan (not every lender offers these options) as well as an experienced contractor.
© 2007, Real Estate Information Services, Capitol Assets, Choice Real Estate, Inc. & Choice Finance®

Bill Mulligan of Choice Finance®     Bill Mulligan, Choice Finance

Bank runs | the financial bailout, what will it fix?

September 30th, 2008

opinion
Exactly what problem are the polititions trying to fix with the bail out?  My understanding, limited as it must be, is that the fundamental problem is an illiquid credit market. 

If so. why is the fix buying up mortgages on Wall Street?  That is kind of like painting a house to fix a leak in the basement.

Most people don’t understand that the present bail out of mortgages is very difficult to administer because mortgages are split in three parts, bundled as seperate derivatives and involves a full third of being sent overseas, one third to the banks and one third held by the investment banks.  So two dollars in every three spent will not help the banks overcome their fear of lending.  This does not guarantee the banks will lend out one dollar more.

Banks are afraid to lend.  They have the means to lend, the Fed has increased their ability by $400 billion. Are they illiquid and therefore cannot lend?  I doubt it but if so, long term Federal loans could fix this.

The only meaningful fix in my opinion is to offer a Government guarantee (with premiums paid by the banks) to allow banks to make risk free loans loans for commercial lines of credit, car loans, college student loans and even home loans subject to reasonable credit standards.  The Government would make a fortune on this as the insurer of good credit risks. 

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The Federal Reserve System has essentially an unlimited ability to prop up its member banks’ liquidity.  I believe the Fed just did so Monday to the extent of another $650 billion dollars. 

I believe the Fed has already pumped well over $1 trillion of liquidity into its member banks during the last year or so. 

So the problem isn’t bank liquidity.  The Fed itself is, however, now beginning to resemble its member banks whose liquidity the Fed has been boosting–because something like probably $400 billion or so of the collateral for the Fed’s loans to its member banks now consists of borrowing-bank assets other than the traditional Treasury securities.

The Federal Deposit Insurance Corporation’s ability to continue deterring the psychology behind bank runs isn’t really a problem yet either. The FDIC still has over $45 billion in reserves, the ability to raise bank insurance fees to restore its reserves, and the ability to borrow $30 billion from the U.S. Treasury as well.If FDIC resources became a problem, simple legislation increasing the FDIC’s line of Treasury Credit from $30 billion to whatever amount might be needed would easily solve that problem.Much of this problem has already been dealt with by consolidations which have now left the country with essentially only three major national banks–J.P. Morgan Chase, Bank of America, and Citibank.

There is room for additional consolidation–particularly with the Nation’s last two independent investment banks (Goldman Sachs and Morgan Stanley) now having become bank holding companies.

And Warren Buffet didn’t just buy $5 billion of Goldman Sachs stocks (with warrants on another $5 billion) because Buffet’s a philanthropist.

So, as far as I can see, there are only two problems remaining–
(1) radical devaluation of the national equities market and
(2) banks’ simple reluctance to lend because they’re already clogged up with toxic housing credits and don’t know what’s going to happen next.

Treasury Secretary Henry Paulson and Fed Chairman Ben Bernanke are now panicking the Nation into acting precipitously because they both want the taxpayers to pull their chestnuts out of the fire.

Paulson (Goldman Sach’s man in Washington) wants the taxpayers to prop up the stock market.

Bernanke (the banks’ man in Washington) wants the taxpayers to fix the Fed’s deteriorating balance sheet.

All the major equities gamblers in the Nation are, of course, fanatically supporting Paulson.

And all the major banking gamblers in the Nation are, of course, fanatically supporting Bernanke.

Why would they not?

Transferring $1 trillion from the people outside the casino to the people inside the casino is always nice work if you can get it.

It allows the gamblers to keep on gambling for awhile longer.

I say let both the stock market and the banks solve their own problems in whatever way they can.

Yes, the people outside the casino will have to pay for that too, but so will the people inside the casino.

Far more importantly, however, the unavoidable correction will occur now rather than later when it will cost us all far more than it will cost us now.

I say lets get it over with now, take our medicine, and then move forward after we’ve adjusted to the new reality and the gamblers have recovered from their casino addiction.

The correction is absolutely inevitable, you know.

Temporarily papering it over by now robbing $1 trillion from people outside the casino and giving it to people inside the casino will only allow them to gamble longer–resulting in a far larger crash and a far more severe correction later.

Look, the Dow Jones index didn’t reach 10,000 until 1999.  The stock market was overvalued then.  And it’s still overvalued now.  6,000 or 7,000 is about where the index reasonably should be.

Let it drop to that, and let the casino players take their losses.  As for the banks, let them consolidate, work their own crap off their own books, and afterward recover their nerve and renew their purpose.

Yes, we’ll all have to pay for it by all going through tough times for awhile.

But we can’t forever keep robbing Peter to pay Paul in a vain effort to avoid the inevitable correction.  The gamblers have been in the casino too long.

The worst thing we can do is make the non-gamblers pony up the money to keep the gamblers in the casino.  Because they’ll just keep gambling until they have to come back and ask for more next time.  We need to get the gamblers out of the casino now.  And close down the casino.  And send the gamblers home.

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This mortgage bailout isn’t going to cost the taxpayers $700 billion.If the Federal Government get its hands on this type of authority, it’s going to cost the taxpayers $700 billion a year for the next ten years.

The Federal Government told us the savings and loan crises would cost $100 billion to fix.  It actually cost $1 trillion and took ten years to finish.

What incentive is there for the banking industry to solve its own problems if it knows it can keep coming back to the Federal Government for a decade or more to once again force the taxpayers to bail it out of the next $700 billion of bad credits?

The Federal Government needs to accomplish essentially only two objectives to get this crisis behind the Republic:
(1) put the Federal Deposit Insurance Corporation in a position to close down and liquidate bad banks and, thus, prevent bank runs and
(2) facilitate the Federal Reserve System’s ability to keep the still good banks liquid.

We can achieve the first objective by giving the FDIC as much of an additional line of credit at the Treasury as the objective requires.  The FDIC does not need to get involved in servicing junk mortgages.

All the FDIC needs to do is
(1) convince depositors their deposits are safe and
(2) shut down and liquidate bad banks by selling them to good banks for whatever their realistic net values are.

The good banks buying bad banks in FDIC liquidation can then immediately either
(1) refinance, with lower principal at lower rates, the majority of troubled mortgages they’ve just bought or
(2) for the minority of troubled mortgages beyond all reasonable help, liquidate them for whatever they’re worth.

Why wouldn’t the good banks do exactly that?  And in a year or less?  The good banks have already bought the troubled mortgages at the appropriate deep discounts inherent in the prices they paid for the bad banks in FDIC liquidation.

These losses have been realized–by the bad banks, their stockholders, and bond creditors (but not by their previous depositors).  What do the good banks have to lose by equitably and objectively disposing the troubled mortgages which the bad banks previously owned?

Nothing.  All the losses have already been realized in the discounted purchase prices the good banks paid for the bad banks in FDIC liquidation.

It is, then, manifestly in the good banks’ interest to immediately restructure as many salvageable mortgages as they can and simply liquidate the unsalvageable ones without further ado.

This is, happily, also the best possible result for the troubled mortgagors themselves–at least the majority still capable of being salvaged by reduced principal balances and interest rates.

It is a phony argument that a substantial percentage of the Nation’s business will go bankrupt without a massive Federal mortgage bailout which allows bankers to continue financing business lines of credit.

No doubt, some will–particularly businesses which live from day-to-day on credit.  Perhaps they should anyway.  And no doubt some people who live from day-to-day on credit will also fail.  But so also perhaps they should anyway.

The point is the system needs the correction to occur so it can recover and move on–so the few may fail and the majority may survive.  But, if the Federal Government prevents the correction from occurring, the problem will only grow worse year by year.

And more businesses and people will ultimately fail at a far greater cost to the Republic as the Federal Government itself comes closer to failure.

The Federal Government already has a massively unsustainable debt.  Adding another $10 trillion to it by socializing the Nation’s mortgage industry will only make this worse.

When the Federal Government itself approaches failure, the only possible result is a world-class inflation which reduces everyone in the Nation to something like a third-world status.

The future is not the Federal Government.  The future is private citizens in a private market taking risks for rewards and retrenching when they take the wrong risks until they and the system has recovered its feet and its nerve.

If some fail, some fail.  If all fail, failure no longer matters.

As for the stock market, let it trade down to where it reasonably should have been all along (say, 7,000) and let people learn to regard the stock market as what it is rather than as a casino.

I do not care if Nancy Pelosi’s net worth trades down from $300 million to $200 million.  Or Henry Paulson’s net worth trades down from $1 billion to $500 million.

That is their business.  It is not my business.  It is not my children’s business.  It is not my grandchildren’s business.  And it is not the Federal Government’s business.

Nancy Pelosi and Henry Pauling do not share their rewards with me.  If they lose, why should I repay their losses?  If casino gamblers win, they don’t share their winnings with me.  If they lose, why should I repay their losses?

Let them risk their own capital, rejoice in their own rewards, and live to regret their own losses.

Make no mistake about it, the 800-pound gorilla in the present rush to a massive Federal mortgage bailout whose eventual cost will be more like ten times $700 billion is the equities market and the desire of those who have for years gambled their assets there and reaped its rewards to have the Nation’s taxpayers preserve them from now taking their losses.

Montgomery County Housing Fair | TOMORROW in Gaithersburg

September 26th, 2008

10am- 3pm at Summit Hall Farm next to Gaithersburg High School
506 S. Frederick Avenue

FREE ADMISSION
- Foreclosure prevention counseling
- Free credit reports
- Renter resources
- FIRST TIME Homebuyers class 12-3pm.  You MUST pre-register, please call 301-590-2765
- Over 90 Exhibitors; banks, organizations, businesses, govt. agencies
- Activities for your kids

Learn about managing money and credit, preventing foreclosure, increasing earning power, home safety, utility assistance, and energy saving.
and best of all….

PLEASE come say hi to me! 
Alex Echeandia   -
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Alex Echeandia of Choice Finance
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Learn more about the fair here

Housing & economic recovery act, how it will help the market

September 22nd, 2008

The recently enacted Housing and Economic Recovery Act will do a number of positive things for the housing market (and a couple that are not so positive).  One of the most significant is the $7,500 (maximum) homebuyer tax credit, which we discuss in detail separately below.  In addition, the new law makes changes in a number of areas, including:

Fannie Mae & Freddie Mac Conforming Loans:  The conforming loan limit under the economic stimulus law passed earlier this year is generally $417,000. However, in high cost areas it can rise to 125% of the median home price in a metropolitan area, to a maximum of $729,750.  The new law will reduce the maximum to $625,500, and lower the percentage for high cost areas to 115% of the median home price.  These levels will take effect after expiration of the stimulus levels at the end of this year. 

FHA Loans
The law increases the base FHA loan limit permanently to $271,050, the present temporary level.  In higher cost areas the loan limit will be 115% of the local area median home price, up to a maximum of $625,500.  Under economic stimulus legislation passed earlier this year, the current limit, as with conforming loans, is 125% of the area median, with a maximum of $729,750.  Because these maximums last only through the end of this year, if you need a conforming or FHA loan at the higher current level, better act fast.  A modest negative is that FHA loans will now require at least a 3.5% downpayment, up from 3%.  That should not be a deal-breaker for most homebuyers.  This change takes place immediately, so there is no avoiding it.  A more significant change is that buyers with little or no downpayment funds available can no longer get outside assistance for downpayment help from sellers.  The law prohibits buyers from getting assistance from parties with an economic interest in the sale, though help from nonprofit groups funded by churches, employers or family members is still okay.  Previously, sellers, especially homebuilders, were able to channel funds through a nonprofit entity back to purchasers for a downpayment.

No more, at least after October 1, so it is probably too late unless you have a deal already in the works.  Finally, an FHA initiative to introduce a tiered “risk-based pricing” system is put on hold through September 2009.  Thus, FHA homebuyers will continue to pay a mortgage insurance premium based on the downpayment amount only, and not on credit scores.

VA Loans:
It was a considerable oversight that economic stimulus legislation earlier this year failed to increase the loan limit for VA at the same time that it raised the conforming and FHA limits.  The VA provides a guaranty amount of $104,250, which effectively serves as a 25% downpayment for a loan at the $417,000 standard conforming limit.  The new law increases the VA maximum guaranty to 125% of the area median price up to $729, 750 through the end of 2008. 

Property Tax Deduction for Non-Itemizers:
Homeowners who don’t have enough deductions to make it worthwhile to file an itemized return will get an additional standard deduction equal to $500 (for single filers), $1,000 (for joint return filers) or the amount of taxes paid if it is less than those amounts.  This tax change is in effect for 2008 returns only at this point.  This change will especially benefit  older homeowners and others who have paid off or paid down their mortgage and no longer have the big interest deductions that usually are the major reason for itemizing.   

Changes in Homeowner Exclusion for Property With Periods of “Non-Nonqualified Use:”
Previously, you could
take a full homeowners exclusion for gains on property that had been used as a vacation or second home by fulfilling the requirement that you live in it as your main home for at least two years (out of five).  Now, homeowners who sell a property that has had a period of non-qualified use (as other than a principal residence) will only be able to exclude a percentage of the gain, the portion of the period for which the property was the main home.  The new rule will apply to property sold after this year.  Only periods of non-qualified use that begin after 2008 will be counted for the new rule. 

FHA Mortgages for Distressed Borrowers:
The new law provides the latest, most far-reaching (but not all-inclusive) and perhaps last effort to reduce the number of foreclosures.  The “Hope for Homeowners Act” provides a chance for homeowners to refinance into more affordable mortgages.  Only owner-occupants are eligible and must have a ratio of mortgage debt to income of 31% or more.   Homeowners must certify that they have not intentionally defaulted on their loan or obtained the original loan through fraud and their income will have be verified with the IRS.  If the homeowner meets the above criteria, they will be eligible for the program, which would refinance them into a fixed-rate FHA loan on a loan amount they can “reasonably repay.”  This would require their current lender to write down their mortgage to the new loan amount, at a minimum 90% of the current value.  But the program is voluntary, so the lender is not required to go along.  However, since the alternative would usually be foreclosure, depending on the particular circumstances, the lender might find it worth while.  The program will be in effect from October 1 through September 30, 2011.
© 2007, Real Estate Information Services, Capitol Assets, Choice Real Estate, Inc. & Choice Finance®

johnburley.jpg     John Burley, Choice Finance

Virginia Down Payment Assistance programs | VA DPA

September 19th, 2008

Contact us to get pre-approved for financing and to utilize a Virginia homebuyer assistance program.
- Maryland assistance programs
- D.C. HPAP program


Arlington County Moderate Income Purchase Assistance Program (MIPAP)
$14,999
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Chesapeake Downpayment Assistance Program (DAP)
$25,000
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Hampton Home Buyer Subsidy (HBS)
$20,000
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Henrico County Partnership for Down Payment Assistance American Dream Downpayment Program (ADDI)
$10,000
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Loudoun County Down Payment and Closing Cost Assistance Program (DPCC)
$5,000
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Multi Cities Housing Opportunities Made Equal State Home Funds Program (SHF)
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Multi Counties Interfaith Housing Corporation Affordable Housing Program (AHP)
$8,000
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Petersburg HOMEownership Down Payment Assistance Program (DPAP)
$41,700
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Portsmouth HOME Down Payment & Closing Cost Program (DAP)
$8,000
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Portsmouth The Center for Community Development Affordable Housing for First Time Homebuyers (FTHB)
$45,000
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Prince William County Homeownership Assistance Program (HAP)
$100,000
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Richmond Keystone Program Direct Homeownership Assistance (DHA)
$10,000
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Richmond Southside Community Development & Housing Corporation Home Ownership Program (HOP)
$25,000
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Virginia Beach Down Payment/Closing Cost Assistance Progran for First Time Home Buyers Program (FTHB)
$7,000
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Virginia HOMEownership Down Payment Assistance Program (DPAP)
$25,000

Bill Mulligan of Choice Finance®    Bill Mulligan, Choice Finance

New appraisal rules demand Buyer & Seller caution

September 18th, 2008

A controversial agreement between New York Attorney General Andrew Cuomo and Fannie Mae and Freddie Mac with respect to real estate appraisals is not set to take effect until January 1, 2009.  However, lenders are already starting to adopt aspects of the pact.  The agreement was intended to provide safeguards that will ensure appraisal independence and more reliable valuations.  Notably, it prohibits using appraisers selected by local mortgage professionals or in-house appraisers in favor of those who are “independent.”

To the extent that it prevents interference with the appraisal process and inflated valuations will be a good thing.  As a buyer expect to pay for your appraisal up front and if you decide to switch lenders later, expect to pay all over again for a new one.  Many in the mortgage industry are unhappy that the agreement was struck without the usual input from federal regulators and industry groups.  Fannie Mae and Freddie Mac asked for comments and there may be some modifications before the stipulated January 1 start date.

Nonetheless, many lenders are forging ahead, wanting any kinks to be ironed out before next year.  Some lender/investors are using past appraisal problems as an excuse to review appraisals during the underwriting process and insist on adjusted (lowered) valuations, which can throw sales contracts into turmoil.

Buyers and sellers need to be aware of the new appraisal reality.  More than ever, appraisals are not final until underwriting approval.  Buyers should be wary of lifting any appraisal contingencies and Sellers should be prepared to deal with last-minute snags.
© 2007, Real Estate Information Services, Capitol Assets, Choice Real Estate, Inc. & Choice Finance®

..more comments on these new appraisal rules

Brent Mendelson, Choice Finance Corporation   Brent Mendelson, Choice Finance®

Maryland Down Payment Assistance programs | MD DPA

September 18th, 2008

Contact me to get pre-approved for your financing and to utilize a Maryland home buyer assistance program.
- Virginia assistance programs

- D.C. HPAP program
———-
Annapolis Homeownership Gap Financing Program (GAP)
$40,000

Annapolis Homes for America Homeownership Closing Cost Program (HCC)
$40,000

Anne Arundel County Arundel Community Development Services Inc Mortgage Assistance Program (MAP)
$40,000

Baltimore American Dream Downpayment Initiative (ADDI)
$10,000

Baltimore Buying Into Baltimore Home Sale Program (BIB)
$3,000

Baltimore City Employee Homeownership Program (BCEHP)
$3,750

Baltimore County Incentive Purchase Program (IPP)
$3,000

Baltimore Empowerment Zone Housing Venture Fund Program (EZHVF)
$5,000

Baltimore Live Near Your Work Program (LNYW)
$2,000

Baltimore Neighborhood Housing Services of Baltimore Inc Closing Cost Loan Program (CCLP)
$5,000

Cumberland Neighborhood Housing Services Closing Cost Grant (CCG)
$1,000

Frederick County Homebuyer Assistance Program (HAP)
$10,000

Garrett County First Time Homeowner Program 80/20 (DAP)
$40,000

Queen Anne’s County Critical Workforce Mortgage Program (CWMP)
$50,000

Rockville REACH Program (DAP)
$7,500
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Bill Mulligan of Choice Finance®   Bill Mulligan, Choice Finance®

Streamline fha refinance | Maryland, Virginia, DC, Delaware

September 10th, 2008

FHA streamline refinance faq
FHA Streamline Refinances are designed to lower the monthly principal and interest payments on current FHA-insured mortgages and must involve no cash back to the borrower, except for minor adjustments at closing not to exceed $500. 

Most FHA Streamline Refinances are “non-credit qualifying” and done without an appraisal. 

Verification of Mortgage:  A credit report is not required on non-credit qualifying FHA streamline refinances.  Either a mortgage rating report or a verification of mortgage must be obtained. 

When a streamline refinance requires credit qualifying: 
- When a change in the mortgage term will result in an increase in the monthly principal and interest payment by more than 20 percent. (This is only permitted for Owner-Occupied principal residences.)        
- When deletion of a borrower or borrowers will trigger a due-on-sale clause. (Conditional Commitment issued prior to December 15, 1989).        
- Following an assumption of a mortgage that does not contain restrictions (due-on-sale clause) limiting assumptions only to creditworthy borrowers and the assumption occurred less than six months previously (loan Applications signed on or after December 15, 1989).        
- Following an assumption of a mortgage where the transferability restriction (due-on-sale clause) was not triggered (Loan Applications signed on or after December 15, 1989), such as in a divorce where a property transfer results from the divorce decree or by devise or descent and the assumption occurred less than six months previously.        
- ARM to Fixed Rate: When there are mortgage lates within the most recent 12 months and the interest/payment remains level or is increasing, credit underwriting is required.
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Tolerance for mortgage lates
Tolerance for mortgage lates varies by product and individual loan characteristics. Generally, a Fixed Rate to Fixed Rate transaction in which the payment goes down substantially ($100 or more) can have limited lates in the prior 12 months with an acceptable Letter of Explanation and documentation deemed acceptable by the Underwriter. 
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Refinance of an ARM to Fixed Rate loan requires that all mortgage payments must have been made within the month due for the past 12 months or the period the mortgage has been in force, if shorter. 
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Mortgage insurance premiums
Non-credit qualifying FHA Streamline 100 bps UFMIP and 50 bps MIP.        
Credit Qualifying FHA Streamline
UFMIP and MIP will be based on the new decision credit score and LTV of the original loan.
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new FHA loan limitsBill Mulligan of Choice Finance®
Contact us with any questions… We look forward to streamlining your fha refinance.  Check out our low
fha rates.
Bill Mulligan of Choice Finance

heloc | current rates & terms for line of credit

September 3rd, 2008

HELOC | current rates and terms for home equity lines of credit
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client
I would like to do some major work in my house.  How hard is it to get a second mortgage to finance it? my current mortgage balance is around $ 450K,and I would say the house is conservatively appraised at over $ 1.3 (my next door neighboor bought his a year ago at $ 1.4 million and it is certainly worth less than mine).  Let me know what options I have, cost, etc.
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Choice
Your cheapest money will be with a Line of credit, or “heloc”.  We pay the closing costs for you and the rate is based on prime.  Your payments are only based on your outstanding balance and you can borrow only what you need.  With a rehab loan you have costs, you borrow a fixed amount, and your payments don’t change.

The rate is Prime minus .500%.  5.000% - .500= 4.500% currently
If you maintain a balance of at least $150,000 your rate will go to Prime minus 1.02%  5.000% - 1.02%= 3.980%

We pay all closing costs for you.  As long as you don’t close out the